103 Hutto Ct · Forest Acres, SC 29204

$105,000

3 bd · 1.0 ba · 1,409 sqft · SingleFamily public records · 215 Days on market

Built 1952 8,712 sqft lot Est $151k · 30% under ↓ 21% since listing

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This all brick 3 bedroom, 1 bath home offers an excellent opportunity to add your personal touches. It needs a fresh vision to make it a nice family home. It is in the Satchelford, Crayton, and AC Flora School Zone. The home offers hardwood floors and a spacious multi-purpose room off the kitchen plus a cement block shed in the back yard with electricity. It could be a great investment property or family home! Being sold in "As Is" condition. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Cement block shed
• Multi-purpose room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• MULTI-PURPOSE ROOM
• CEMENT BLOCK SHED

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Shed; Rear chain-link fence

Interior

• Kitchen: Formica countertops; Painted cabinets; Built-in range
• Bedrooms: Main-level master bedroom with hardwood floors; Main-level second bedroom with hardwood floors; Main-level third bedroom with hardwood floors
• Flooring: Hardwood floors in bedrooms and living areas; Laminate flooring in dining area
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central cooling with gas pack
• Interior features: Smoke detector; Attic access; Built-in range; Fireplace
• Laundry & utility: Main-level laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Satchel Ford Elementary (math 62% / reading 61%, grade B, #76 of 597 statewide, top 13%, 631 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 64% at this address vs 31% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 116 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $150,763
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6546 Haley Dr	0.52mi	3/2.0	1,424 (+1%)	3mo	$153,000	$107	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.49×
• Total profit: $14,369
• Equity at exit: $15,656

10-year hold

• IRR: 22.4%
• Equity multiple: 3.07×
• Total profit: $60,978
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$551
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $450

Break-even live

Break-even rent $946

Max offer price $105,000

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	23d	1	0.37mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	23d	1	0.61mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	23d	1	0.80mi
4443 Bethel Church Rd #27 Columbia, SC	3.0	2.5	1660	$1,645	$0.99	23d	1	0.81mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	23d	1	0.87mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	23d	1	0.94mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,100	$1.16	23d	1	0.98mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,395	$1.45	23d	1	1.06mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,429	$1.34	11d	9	1.07mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	23d	1	1.11mi
6604 Cartwright Dr Columbia, SC	3.0	2.0	1648	$1,650	$1.00	3d	1	1.12mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	23d	1	1.15mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	14d	1	1.18mi
209 Christian St Columbia, SC	3.0	3.0	1585	$800	$0.50	23d	1	1.24mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	11d	1	1.36mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	14d	1	1.36mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	1.37mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	11d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $105,000 Active 215 DOM
2. 2026-06-17
   days on market $105,000 Active 214 DOM
3. 2026-06-16
   days on market $105,000 Active 213 DOM
4. 2026-06-15
   days on market $105,000 Active 212 DOM
5. 2026-06-14
   pricedays on market $105,000 Active 210 DOM
6. 2026-06-10
   days on market $115,000 Active 207 DOM
7. 2026-06-09
   days on market $115,000 Active 206 DOM
8. 2026-06-08
   days on market $115,000 Active 205 DOM
9. 2026-06-07
   statusdays on market $115,000 Active 204 DOM
10. 2026-06-03
    days on market $115,000 Contingent On Closing 200 DOM
11. 2026-06-03
    days on market $115,000 Contingent On Closing 199 DOM
12. 2026-06-01
    statusdays on market $115,000 Contingent On Closing 198 DOM
13. 2026-05-31
    days on market $115,000 Active 197 DOM
14. 2026-04-16
    price $115,000
15. 2026-04-16
    status Active
16. 2026-04-04
    status Pending
17. 2026-03-20
    historical Active - Contingent
18. 2026-02-18
    status Active
19. 2026-02-10
    historical Active - Contingent
20. 2026-02-02
    status Active
21. 2026-01-25
    historical Active - Contingent
22. 2026-01-22
    price $125,000
23. 2025-12-10
    price $135,000
24. 2025-11-03
    listed $145,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,190
• − Mortgage interest: −$5,882
• − Property taxes: −$1,837
• − Insurance: −$525
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,055
• Taxable income: $3,981
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $4,445/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

Amenities F Commute F Cost of living A Crime D Employment A- Housing A+ Health & safety B User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Acres, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 1%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-20.7% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $115,000 Consolidated MLS
• 2026-04-16 Relisted — Consolidated MLS
• 2026-04-04 Pending — Consolidated MLS
• 2026-03-20 Contingent — Consolidated MLS
• 2026-02-18 Relisted — Consolidated MLS
• 2026-02-10 Contingent — Consolidated MLS
• 2026-02-02 Relisted — Consolidated MLS
• 2026-01-25 Contingent — Consolidated MLS
• 2026-01-22 Price Changed $125,000 Consolidated MLS
• 2025-12-10 Price Changed $135,000 Consolidated MLS
• 2025-11-03 Listed $145,000 Consolidated MLS

Property tax history

+18.0%/yr

Latest (2025): $1,837 · +2.2% YoY. Source: county tax records.